Table 1‑7: Summary of Significance Rankings for Natural Heritage Values
Significance Ranking
Justification- Natural
Exceptional
The species, area or ecosystem demonstrates individual or collective characteristics that are rare or unique in AustraliaSpecies, area, or ecosystem is in high level of health, condition and integrityLoss, alteration, or removal of component elements would substantially undermine the cultural heritage values of the place overall.
High
The species, area or ecosystem demonstrates a rare example of individual or collective characteristics or features physically linking or defining spaceSpecies, area, or ecosystem is largely intact and in good state of health;Loss, damage, or removal of components or defining qualities may detract from the cultural heritage values of the area or ecosystem and of the site overall.
Moderate
Area or ecosystem demonstrates valuable (although modified) qualitiesIntact enough to be interpreted as a discrete space or as part of the site overall with ability to be regeneratedLoss, damage, or removal of component elements or defining qualities may detract from the cultural heritage values of the area or ecosystem and potentially of the site overall if inappropriately managed.
Low
Species, area, or ecosystem demonstrates some (but possibly largely altered) defining qualities Area or ecosystem not in a good state of health and regeneration in doubtLoss, alteration, or removal of component elements may not detract from the cultural heritage values of the place overall.
None (Does not meet CHL criteria)
Species, area, or ecosystem does not reflect or demonstrate any cultural heritage values.
Intrusive
Loss, alteration, or removal of component elements actually contribute to the cultural heritage values of the place overall.
1.7.4 Knowledge Gap Analysis
Preliminary review of reports for the site highlighted the following knowledge gaps:
The heritage significance of the site predominantly lies in the Victorian era and there is insufficient representation of this evidence in the documentary and physical analysis
Although there are several floor plans available for the site, the original house plans are yet to be located
Discussion of the significance of the pool and remnant boat shed ruins
Discussion of the shared history of Admiralty House and the site and why the two sites are separately listed
Demonstration of the wider landscape context of the harbour setting of the site and critical views and vistas
Clarity in the process of works approval
Reliance on the Kirribilli House Landscape Management Plan 2020, Taylor Brammer Landscape Architects (Taylor Brammer Landscape Architects Pty Ltd, 2020) alone is insufficient to demonstrate significance of the landscape elements. This means including information from the HMP, 2016 and previous landscape assessments.
A list of unsolved problems listed in the Kirribilli House, Conservation Analysis and Draft Conservation Policy 1985, Clive Lucas & Partners (Clive Lucas Stapleton & Partners Pty Ltd, 1986) are still unanswered. There are likely to be various reasons why they have not been resolved over the past 40 years, one of which is that a number of studies and documents have been produced over this time but were not consolidated, with some documents falling into disuse and thereafter overlooked. This iteration of the HMP has sought to rectify this by consolidating all relevant previous studies and has thus identified the unresolved issues.
Further, some of these issues require physical interventions to fabric and so may only be undertaken opportunistically as part of other works. It is recommended that the next HMP review should start by attempting to solve these issues through additional research. Some of these questions may be answered by detailed physical examination or during physical interventions to the fabric:
Confirmation of the position and detail of the original staircase
The detail of the original front door
The detail of the original bay window on the eastern elevation
The early detail of the door(s) in the south wall of Study
The detail of the original verandah
The detailing of the c.1860s verandah columns and bracket
Details of the original drawing room windows
The early use of some of the spaces in the building c.1856-1880
The exact position, configuration and use of the early outbuildings, c.1856-1920
The position and thickness of some early internal walls, c.1856-1920
Specific details about internal decoration, including some chimney pieces and grates
The detail and configuration of the boat sheds and original staircase down to harbour
Details of original fencing and gates.
1.8 Consultation
Consultation for this HMP has involved:
An inception meeting with PM&C stakeholders for overall project
Consultation with onsite House Manager
Inception meeting and on-site field inspection with an Indigenous stakeholder relating to Indigenous heritage
Progress meetings with PM&C, including during site visits.
AECOM consulted with the Indigenous stakeholder groups and representatives outlined in Table 1‑8. The consultation list was derived by writing to agencies, which included Heritage NSW, the Metropolitan Local Aboriginal Land Council, the Registrar of the Aboriginal Land Rights Act 1983, the National Native Title Tribunal, Native Title Services Corporation Limited, local council and the catchment management authority, requesting contact details for any relevant Aboriginal groups or individuals. An email inviting expressions of interest and containing summary information on the project was sent to all Aboriginal persons and organisations identified by the regulatory agencies and a total of 16 registrations resulted. Metropolitan Local Aboriginal Land Council cultural officer and archaeologist Rowena Welsh-Jarrett attended the site inspection of Kirribilli House. This was due to security issues necessitating a small core field team for site works. It was reasoned that as the Metropolitan Local Aboriginal Land Council was a representative body that had been involved in previous inspections at Kirribilli House, they were the most appropriate group to attend.
Details of the consultation process and Indigenous values are included in Appendix J.
Aboriginal Heritage Office, North Sydney Council, Freshwater
Phil Hunt and/or Karen Smith
1/05/2023
Butucarbin
Jennifer Beale
1/05/2023
Darug Custodian Aboriginal Corporation
Justine Coplin
8/05/2023
Didge Ngunawal Clan
Paul Boyd and/or Lilly Carroll
28/04/2023
Ginninderra Aboriginal Corporation
Krystle Carroll Elliott
2/05/2023
Gunjeewong
Shayne Dickson
2/05/2023
Guringai Tribal Link
Paul Craig
8/05/2023
Kamilaroi Yankuntjatjara Working Group
Phil Kahn
5/05/2023
Metropolitan Local Aboriginal Land Council
Rowena Welsh-Jarrett
9/05/2023
Muragadi
Anthony Johnson
1/05/2023
Murrabidgee
Darleen Johnson
30/04/2023
Raw CULTURAL Healing
Raymond Weatherall
1/05/2023
Thomas Dahlstrom (Cultural Heritage Consultant)
Thomas Dahlstrom
2/05/2023
Tocomwall Pty Ltd
Scott Franks
28/04/2023
Wailwan
Phil Boney
2/05/2023
1.8.1 Public exhibition
In accordance with paragraph 341(S)(6)(b) of the EPBC Act and 10.03C of the Regulations, the Department of the Prime Minister and Cabinet sought public comments about the matters addressed by the updated HMP by publishing a public notice in 2023 and placing the draft plan on exhibition. No submissions were received in response to this; this document has been finalised following the close of public notification and exhibition.
1.9 Assumptions and Limitations
Given the extensive coverage of the history of Kirribilli House in previous HMPs, limited historical research has been undertaken as part of this HMP. Historical information provided is based on previous reports, principally the 2016 HMP by GML Heritage.
1.10 Authorship
This HMP was prepared by Principal Heritage Architect, Ameera Mahmood with assistance from Senior Heritage Consultant Deborah Farina. The Indigenous assessment was undertaken by ANZ Technical Lead, Dr Darran Jordan, and the Tree and Shrub Survey by Technical Director, Jamie McMahon.
A quality and technical review was also undertaken by Dr Darran Jordan.
1.11 Acknowledgements
AECOM would like to acknowledge the following individuals for their assistance during the preparation of this report:
Metropolitan Local Aboriginal Land Council representative Rowena Welsh-Jarrett
The onsite House Manager
Representatives of PM&C.
2.0 Statutory Controls
Kirribilli House is located on Commonwealth land, hence the primary instruments that are applicable to the subject site are Commonwealth legislation. The PM&C do not need to meet the State or local legislation however, the PM&C Heritage Strategy (Department of the Prime Minister and Cabinet, 2023a) states that any activities within its properties in principle will aim to comply with the principles set out in the State and local government requirements.
2.1 Commonwealth Controls
2.1.1 Environment Protection and Biodiversity Act 1999 (EPBC Act)
The EPBC Act defines ‘environment’ as both natural and cultural environments and therefore includes Aboriginal and non-Aboriginal historical cultural heritage items. Under the Act, protected heritage items are listed on the NHL (items of significance to the nation) or the CHL (items belonging to the Commonwealth or its agencies). These two lists replaced the Register of the National Estate (RNE), which has been suspended and is no longer a statutory list and so has not had its listings included in this HMP.
The heritage registers mandated by the EPBC Act have been consulted; the site is listed under two listings in the CHL.
Under Part 9 of the EPBC Act, any action that is likely to have a significant impact on a matter of National Environmental Significance (MNES) (known as a controlled action under the EPBC Act),
may only progress with approval of the commonwealth minister responsible for heritage. An action is defined as a project, development, undertaking, activity (or series of activities), or alteration. An action would also require approval if:
It is undertaken on Commonwealth land and would have or is likely to have a significant impact on the environment on Commonwealth land; or
It is undertaken by the Commonwealth and would have or is likely to have a significant impact.
The primary objective of the EPBC Act is to provide for the protection of the environment, particularly those aspects that are MNES. The key parts of the EPBC Act that are of direct relevance to the heritage assessment and management of the Kirribilli House and Garden are:
Section 26: Requirement for approval of activities involving Commonwealth land with the potential to have a significant impact on the environment
Section 28: Requirement for approval of activities undertaken by a Commonwealth agency with the potential to have a significant impact on the environment.
Additionally, the EPBC Act also identifies requirements for the protection of Commonwealth Heritage, being:
Section 341S: Requirement that a Commonwealth agency must make a written plan to protect and manage the Commonwealth Heritage values of a Commonwealth Heritage place it owns or controls (a Heritage Management Plan such as this one)
Section 341ZC: Requirement to minimise adverse impacts on the heritage values of a place included on the NHL and/or CHL
Section 341V: Requirement to comply with a plan prepared under Section 341S
Section 341X: Requirement to review a plan prepared under Section 341S at least once every five years
Section 341ZE: Requirement to provide ongoing protection of heritage values of a place included on the CHL in the event of sale or transfer.
Sections 26 and 28
The EPBC Act requires actions on Commonwealth land (Section 26) and actions undertaken by a Commonwealth agency (Section 28) to be assessed for the likelihood that these actions will have a significant impact on the environment. The term ‘environment’ has a broader coverage than MNES and relates to environmental matters that are not necessarily formally listed.
The Act defines the environment as:
Ecosystems and their constituent parts, including people and communities
Natural and physical resources
The qualities and characteristics of locations, places, and areas
Heritage values of places
The social, economic, and cultural aspects of a thing mentioned in paragraph (a), (b), (c) or (d).
Any actions which will, or are likely, to significantly impact the environment need to be assessed.
If potentially significant impacts are identified, opportunities for their avoidance, reduction or management must be sought. A referral under the EPBC Act may also need to be considered.
The World Heritage listed Sydney Opera House and its buffer zone are a MNES, thus constituting an additional statutory arrangement that applies to Kirribilli House and Gardens. There is, therefore, a requirement to consider this MNES in relation to any proposed works and ongoing management at Kirribilli House and Gardens. The most likely impact, due to the distance between the two places, is visual, which has been addressed in Section 7.7.4 under Policy 15 for significant views (see also Figure 2‑1).
2.1.2 Aboriginal and Torres Strait Islander Heritage Protection Act 1984
The Aboriginal and Torres Strait Islander Heritage Protection Act 1984 (the ATSIHP Act) provides for the preservation and protection of places, areas, and objects of particular significance to Indigenous Australians. The stated purpose of the ATSIHP Act is the “preservation and protection from injury or desecration of areas and objects in Australia and in Australian waters, being areas and objects that are of particular significance to Aboriginals in accordance with Aboriginal tradition” (Part I, Section 4).
Under the Act, ‘Aboriginal tradition’ is defined as “the body of traditions, observances, customs and beliefs of Aboriginals generally or of a particular community or group of Aboriginals, and includes any such traditions, observances, customs or beliefs relating to particular persons, areas, objects or relationships” (Part I, Section 3). A ‘significant Aboriginal area’ is an area of land or water in Australia that is of “particular significance to Aboriginals in accordance with Aboriginal tradition” (Part I, Section 3). A ‘significant Aboriginal object’, on the other hand, refers to an object (including Aboriginal remains) of like significance.
For the purposes of the Act, an area or object is considered to have been injured or desecrated if:
In the case of an area:
It is used or treated in a manner inconsistent with Aboriginal tradition
The use or significance of the area in accordance with Aboriginal tradition is adversely affected
Passage through, or over, or entry upon, the area by any person occurs in a manner inconsistent with Aboriginal tradition.
In the case of an object:
It is used or treated in a manner inconsistent with Aboriginal tradition.
A person must not adversely affect declared significant Aboriginal areas, Aboriginal objects,
or Aboriginal remains.
Duty-of-care notification requirements exist under this Act where a site or artefact is disturbed as
a result of any activity.
2.2 State and local legislation
2.2.1 Heritage Act 1977 (NSW)
The Heritage Act 1977 (Heritage Act) was enacted to conserve the environmental heritage of NSW. Under Section 32, places, buildings, works, relics, movable objects, or precincts of heritage significance are protected by means of either Interim Heritage Orders (IHO) or by listing on the NSW SHR.
Items that are assessed as having State heritage significance can be listed on the NSW State Heritage Register by the Minister on the recommendation of the NSW Heritage Council.
Kirribilli House is not listed on the NSW SHR; however, a preliminary assessment indicates that it may be eligible for listing. However, this is outside the scope of this document.
2.2.2 Environmental Planning and Assessment Act 1979 (NSW)
The Environmental Planning and Assessment Act 1979 (EP&A Act) and Environmental Planning & Assessment Regulation 2000 (EP&A Regulation) provides the legislative framework for environmental planning in NSW. The Act and associated regulation include provisions to ensure that all development proposals that have the potential to have an impact on the environment are subject to an appropriate level of assessment, while also providing opportunity for public involvement. This framework is supported by a range of environmental planning instruments including State Environmental Planning Policies (SEPPs) and LEPs.
As a site that is situated on the foreshore of Sydney Harbour, there are relevant sections in the State Environmental Planning Policy (Biodiversity and Conservation) 2021 that are applicable to Kirribilli House. The site can be impacted and can cause an impact to other items of environmental values on the Harbour. Prominent sites include the World heritage listed Sydney Opera House which has a visual buffer zone extending to Kirribilli Point.
Aerial map image of Sydney's Harbour highlighting Kirribilli House and Opera House.
Figure 2‑1: Sydney Opera House buffer zone extends to Kirribilli House (circled red) (SREP 2005)
2.2.3 North Sydney Local Environmental Plan 2013 (Local)
The site is located wholly within the North Sydney Local Government Area (LGA), in which the relevant Environmental Planning Instrument (EPI) is the North Sydney LEP 2013. Clause 5.10 of the North Sydney LEP provides specific provisions for the protection of heritage items and relics within the North Sydney LGA.
Under the North Sydney LEP, development consent is required for any of the following:
demolishing or moving a heritage item
altering a heritage item or relic by making structural or non-structural changes to its exterior, such as to its detail, fabric, finish, or appearance
altering a heritage item by making structural changes to its interior
moving any relic, or excavating land and discovering, exposing, or moving a relic
erecting a building on, or subdividing, land on which a heritage item is located.
Schedule 5 of the North Sydney LEP 2013 provides a list of heritage items within the North Sydney LGA where the site is listed as “Kirribilli House” (I0264). Kirribilli House is also within the Kirribilli Heritage Conservation Area (CA11).
Picture is a map that shows the vicinity of Kirribilli Heritage Conservation Area and highlights areas for consideration of heritage conservation.
Figure 2‑2: Extent of Kirribilli Heritage Conservation Area (CA11) in red hatching. Kirribilli House is outlined in blue (Source: NSW Government Planning Portal, North Sydney LEP 2013, Heritage Map 4)
2.2.4 North Sydney Development Control Plan (DCP) 2013
The significance of Kirribilli Conservation Area has been identified in the North Sydney DCP 2013 as:
(a) as a consistent early 20th century residential area with a mix of Federation and one or two storey Inter War dwelling houses and two or three storey residential flat buildings on large allotments with a strong orientation to the water
(b) as a largely intact early 20th century suburb retaining much of the urban detail and fabric seen in gardens, fencing, street formations, use of sandstone and later reinforced concrete “naturale” fencing, sandstone kerbing, natural rock faces, wide streets, and compatible plantings
(c) for its unity derived from its subdivision history which is still clearly seen in the development of the area
(d) as containing the important government buildings Kirribilli House and Admiralty House.
Identified significant elements include the sloping site falling to Sydney Harbour, irregular street pattern and topography as well as views to Sydney Harbour, the Opera House and the City of Sydney.
2.3 Other relevant Legislation and Codes
2.3.1 National Construction Code (NCC)
The National Construction Code (NCC) sets out the legal requirements for building construction in Australia. The main provisions of the Building Code of Australia (BCA) within the NCC include structural requirements, fire resistance, access and egress, services, equipment, health and amenities. The NCC include separate compliance for each State and territory and cites relevant Australian standards.
When considering the BCA requirements in heritage buildings, proposals must ensure that heritage significant fabric and spatial qualities are not compromised. Where proposed works do not meet deemed-to-satisfy provisions, alternative solutions should be sought which might include seeking dispensation for heritage elements or performance-based solutions. Modifications to the site should consider the most sympathetic option to the heritage values of the site.
2.3.2 Disability Discrimination Act 1992
The Commonwealth Disability Discrimination Act 1992 (DDA) aims to reduce discrimination against people with a disability. The DDA requires that people are given equal opportunity to access public transport and buildings, including those with heritage significance. Clause 11 relating to unjustifiable hardship is particularly relevant to heritage sites:
(1) For the purposes of this Act, in determining whether a hardship that would be imposed on a person (the first person) would be an unjustifiable hardship, all relevant circumstances of the particular case must be taken into account, including the following:
(a) the nature of the benefit or detriment likely to accrue to, or to be suffered by, any person concerned
(b) the effect of the disability of any person concerned
(c) the financial circumstances, and the estimated amount of expenditure required to be made, by the first person
(d) the availability of financial and other assistance to the first person
(e) any relevant action plans given to the Commission under section 64.
(2) For the purposes of this Act, the burden of proving that something would impose unjustifiable hardship lies on the person claiming unjustifiable hardship.
In relation to Kirribilli House, the predominant issues revolve around access throughout the site by staff and visitors. Unjustifiable hardships can include modifications to highly significant fabric. There is opportunity to reach a balance between DDA compliance and a sympathetic solution to the heritage values of the site.
2.4 Non-Statutory Information and Guidelines
2.4.1 The Burra Charter
The Burra Charter: The Australian ICOMOS charter for places of cultural significance (ICOMOS (Australia), 2013) sets a standard of practice for those who provide advice, make decisions about,
or undertake works to places of cultural significance including owners, managers and custodians.
The Charter provides specific guidance for physical and procedural actions that should occur in relation to significant places. A copy of the charter can be accessed online at http://icomos.org/australia.
2.4.2 Ask First: A Guide to Respecting Indigenous Heritage Places and Values
Ask First: A guide to respecting Indigenous heritage places and values (Ask First) was developed by the Australian Heritage Commission (now Australian Heritage Council) to provide a process for Indigenous cultural heritage consultation and management; it has been adopted as the standard approach by Federal government agencies, including Finance. Ask First (Australian Heritage Commission, 2002) recommends a three-stage consultation process:
Initial consultation
\- Identify Traditional Owners
\- Meet with relevant Indigenous people to describe the project or activity
Identifying Indigenous heritage places and values
\- Undertake background research
\- Ensure that the relevant Indigenous people are actively involved and identify their heritage places and values
Managing Indigenous heritage places
\- Identify any special management requirements with relevant Indigenous people
\- Implement and review outcomes with relevant Indigenous people and other stakeholders.
The consultation process outlined in Section 1.8 was undertaken in accordance with these guidelines.
2.4.3 Engage Early
Engage Early: Guidance for proponents on best practice Indigenous engagement for environmental assessments under the Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) (Engage Early) was developed by the Commonwealth of Australia, 2016 and should be read in conjunction with Ask First (refer to Section 2.4.2). Engage Early provides framework for an early and cooperative approach for how proponents should engage and consult with Indigenous peoples during the environmental assessment process under the EPBC Act.
The framework for what is considered to be best practice consultation includes:
The early identification and acknowledgement of all relevant Indigenous peoples and communities
Building trust by early and ongoing engagement, commitment, and clarity
Being aware of statutory processes regarding consultation and consent processes
Establishing appropriate timeframes for consultation
Demonstrating appropriate cultural awareness and respect for the Indigenous people’s timeframes and desires.
2.4.4 Australian Natural Heritage Charter
The Australian Natural Heritage Charter (Commonwealth of Australia, 2002) contains best practice conservation principles for the establishment of natural heritage values and how to manage them.
It provides a framework for the management and restoration of natural systems.
2.4.5 National Trust of Australia
The National Trust of Australia (National Trust NSW) is a non-government, non-profit, community organisation incorporated as a public limited company under Australian Corporations law. The National Trust NSW maintains a register of heritage places in NSW that have been assessed as having cultural and historical value. Inclusion on the National Trust’s register does not afford statutory protection. However, it does highlight the heritage significance of a place and promotes consideration of ongoing statutory protection options.
Kirribilli House is included on the NSW National Trust Register.
3.0 Site background
3.1 Introduction
Kirribilli House and Garden is comprised of three key components:
Landscape setting
Kirribilli House
Garden.
Each of these elements are described in the sections below. A physical inspection of the site was conducted between 15 and 16 March 2023 by Ameera Mahmood (Principal Heritage Architect) and Deborah Farina (Senior Historical Archaeologist) of AECOM. Detailed results of the survey are included in Appendix H, which includes individual tables describing each heritage element, its condition and integrity. A site inspection was undertaken on 18 May by Dr Darran Jordan (AECOM) and Rowena Welsh-Jarrett (Metropolitan Local Aboriginal Land Council) to identify and discuss Indigenous heritage values. The findings are included in Section 4.1. A tree survey was undertaken by Jamie McMahon (Technical Director of Environment) and Kai Irrgang (Graduate Environmental Scientist) of AECOM on 15 March 2023. The findings of the tree survey are included in Appendix I.
3.2 Landscape setting
Kirribilli House is situated at Kirribilli Point, a peninsula on the northern side of Sydney Harbour. Sydney Harbour Bridge and Milson’s Point are directly to the west of Kirribilli Point and Careening Cove is directly to the east. The topography of Kirribilli Point consists of typical Hawkesbury sandstone formation. The land slopes from the ridge above Kirribilli Avenue (formerly Campbell Street) towards the water in moderate steep slopes in a series of sandstone rock benches and outcrops (Casey & Lowe, 1995:1) (Figure 3-1,Figure 3-2, Figure 3-3 and Figure 3-4).
Kirribilli and Admiralty House are in the lower section of the peninsula with direct access to the waterfront. Both sites are positioned prominently on the harbour and together they form part of a continuous harbour foreshore landscape that is reminiscent of the early Port Jackson shoreline.
Kirribilli House and Garden have been purposefully positioned on the elevated dramatic foreshore setting to gain access to harbour views and by doing so has become a prominent feature on Sydney Harbour.
A picture from the harbour looking at Kirribilli House hidden by vegetation and the opera house to the left.
Figure 3‑1: Kirribilli House (obscured by vegetation) and gardens showing context of the Sydney CBD, Opera House and extant bathing pool seen from the harbour ferry (AECOM, 2023)
A picture of the Sydney Harbour bridge behind vegetation from the cliff of Kirribilli point and surrounded by a body of water
Figure 3‑2: Adjacent Admiralty House, garden and Marine Barracks showing context of the Sydney Harbour Bridge seen from a harbour ferry (AECOM, 2023)
A picture of Kirribilli House and garden from the harbour displays the large trees, bushes and rocks that surround the houses parameter.
Figure 3‑3: Kirribilli House and garden seen from the harbour ferry (AECOM, 2023)
Picture shows the house surrounded by a body of water.
Figure 3‑4: Adjacent Admiralty House, garden and Marine Barracks (below) and garden of Kirribilli House (right of photo) seen from a harbour ferry (AECOM, 2023)
Both Kirribilli and Admiralty House are key contributory items within the Kirribilli Conservation Area listed in the North Sydney LEP 2013. The Conservation Area is described in the North Sydney DCP as follows:
The Conservation Area is characterised by a mix of small, medium, and substantial late Victorian, Federation era houses with Inter-War dwelling houses and residential flat buildings with modern residential flat buildings on some of the waterfront sites. Buildings are integrated with the slope and generally have a homogenous scale with established gardens. Some earlier Victorian villas survive in Kirribilli Street and Upper Pitt Street. Also located on the waterfront are Kirribilli and Admiralty Houses.
(North Sydney Council, 2013:C8-16)
The central focus of Kirribilli peninsula is the Kirribilli Village Centre that includes a community centre, local shops and cafes. The village is surrounded by residential buildings as well as a small number of education, transport, maritime, community facilities and views to Sydney Harbour (North Sydney Council, 2013:C8-2) (Figure 3-5 - Figure 3-8).
Figure 3‑5: Broughton Street looking towards Kirribilli Village Centre (AECOM, 2023)
Figure 3‑6: Broughton Street lookout (AECOM, 2023)
Figure 3‑7: Residential buildings on Kirribilli Avenue (AECOM, 2023)
Figure 3‑8: Residential buildings on Kirribilli Avenue (AECOM, 2023)
3.2.1 Broader views and vistas to Kirribilli House
Kirribilli House and Admiralty House within Kirribilli Point form part of the broader Sydney harbourside landscape. The site can be appreciated from various vantage points including immediate views from Sydney Harbour (including Fort Dennison), moderate views from the Sydney Opera House (Figure 3‑9), Mrs Macquarie’s Chair, Garden Island, Kurraba Point and Cremorne Point (Figure 3‑10) and distant views from Bradleys Head.
Figure 3‑9: View from Sydney Opera House (AECOM, 2023)
Figure 3‑10: View from Cremorne Point (AECOM, 2023)
3.2.2 Description of the allotment
Admiralty House occupies the southernmost tip of Kirribilli Point and Kirribilli House is located directly east of Admiralty House. Kirribilli House shares a 130-year history with Admiralty House and was part
of Admiralty House’s estate prior to subdivision in 1854. Kirribilli House is bound by Kirribilli Avenue and Lady Gowrie Lookout to the north, Sydney Harbour foreshore to the east and Admiralty House to the west.
The allotment is a triangular shape (Figure 3‑11), oriented in an east west direction and retains its generous 1850s land parcel. Primary access to Kirribilli House is from the south side of Kirribilli Avenue. The property boundary is fenced by a high stone wall and picket fence on the northern boundary.
The entrance is marked by entry gates and leads to a gravel driveway inside the property and parking area and garage to the west. The driveway has been extensively modified since 1957. Immediately inside the gate on the east is a guard house. The driveway extends into the site forming a circular loop on the northern side of site. The main house is positioned centrally on the block on a cleared flat bench and is directly south of the driveway loop. The land falls steeply and dramatically to the east towards the harbour to sandstone cliffs and a rock apron at the side of the harbour.
At the northeast end of the site accessed by a steep stair, is the current access to the water and the remains of the former boat harbour, bathing pool, stone walling and boat sheds. Along the southern boundary are pathways that connect Kirribilli House with the grounds of Admiralty House (Design 5, 2010: Appendix H, Landscape report by G. Britton) (Figure 3‑12 - Figure 3‑16).
A picture of Admiralty House and Kirribilli House grounds as a detailed aerial shot map outlining key areas of the houses landscape.
Figure 3‑11: Site survey and elements (GML 2016 with AECOM updates)
<table cellspacing="0" cellpadding="0" style="margin-bottom:0pt; border-collapse:collapse"><tbody><tr><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p><img src="image.022.jpeg" width="302" height="201" alt="A picture of Kirribilli Avenue from street view showing a small portion of harbour bridge, a stone wall on the left side marking the property's boundary and parked cars across to the right side."></p><p class="Caption"><a id="_Ref130370802"></a><a id="_Toc189658025"><span>Figure 3</span><span>‑</span><span>12: Kirribilli Avenue looking west showing stone wall at property boundary and views to the Sydney Harbour Bridge (AECOM, 2023)</span></a></p></td><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p style="page-break-after:avoid"><img src="image.023.png" width="303" height="202" alt="A picture from Lady Gowrie’s lookout showing greenery that surrounds the property overlooking the harbour below."></p><p class="Caption"><a id="_Toc189658026"><span>Figure 3</span><span>‑</span><span>13: Lady Gowrie lookout looking east showing timber paling fence at property boundary and views to the harbour (AECOM, 2023)</span></a></p></td></tr><tr><td colspan="2" style="width:448pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p><img src="image.024.jpeg" width="605" height="309" alt="A picture of the gated entrance to Kirribilli House
"></p><p class="Caption"><a id="_Ref130370765"></a><a id="_Toc189658027"><span>Figure 3</span><span>‑</span><span>14: Main entrance to Kirribilli House through iron gates from Kirribilli Avenue looking south (AECOM, 2023)</span></a></p></td></tr><tr><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p><img src="image.025.jpeg" width="302" height="201" alt="A picture of the stone and time wall connected to the metal gates at Kirribilli House. "></p><p class="Caption"><a id="_Toc189658028"><span>Figure 3</span><span>‑</span><span>15: Stone wall and transition to timber paling fence from Kirribilli Avenue looking south (AECOM, 2023)</span></a></p></td><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p style="page-break-after:avoid"><img src="image.026.jpeg" width="302" height="201" alt="A picture Kirribilli Avenue street view looking towards Kirribilli House, surrounded by its timber paling wall, trees and bushes."></p><p class="Caption"><a id="_Ref130370745"></a><a id="_Toc189658029"><span>Figure 3</span><span>‑</span><span>16: Kirribilli House from Kirribilli Avenue looking south (AECOM, 2023)</span></a></p></td></tr></tbody></table>
3.3 Kirribilli House
3.3.1 Exterior
Kirribilli House has an irregular massing and is a modest scale. It is oriented in an east west direction and is asymmetrical in plan. It is a two-storey building designed in the Victorian Rustic Gothic style (1856). The building has a sandstone foundation with a timber framed floor. External walls (single skin) are rendered painted stone (1856 structure), painted face stone (1860s and 1880s additions), some rendered ashlar imitations and rendered painted brickwork (later additions). The roof is dominant and complex with steep pitched gables, slate clad, with lead capping and traceried bargeboards. The roof ridge is terracotta. Chimneys are slender with twin terracotta pots. There is a broad stone flagged verandah (single storied) to the east and south elevations. Windows are vertically proportioned and are multi-paned. French doors have timber shutters. Dormer windows are located at the southern elevation.
The principal elevation is to the north (Figure 3‑17). The main entrance is marked by a pair of timber doors with a fanlight above. The main feature on this elevation is the prominent Gothic style gables. Particularly a large central gable which contains a castellated parapet wall above a bay window.
The east elevation (Figure 3‑18) is defined by timber verandahs to the ground floor, twin gables that frame double hung windows with timber shutters. The south elevation (Figure 3‑19 and Figure 3‑20)
is defined by the timber framed verandah on the ground floor and three dormers centrally placed.
The west elevation (Figure 3‑21) is characterised by three narrow gables and the simple form of the service wing which originates from 1957.
<table cellspacing="0" cellpadding="0" style="margin-bottom:0pt; border-collapse:collapse"><tbody><tr><td colspan="2" style="width:448pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p><img src="image.027.jpeg" width="604" height="247" alt="A picture of Kirribilli House depicting an entrance to the property with bushes by the windows. A side-gate to the right as an external entry point to the property, with hedges to its right."></p><p class="Caption"><a id="_Ref131605226"></a><a id="_Toc189658030"><span>Figure 3</span><span>‑</span><span>17: North elevation (AECOM, 2023)</span></a></p></td></tr><tr><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p><img src="image.028.jpeg" width="302" height="201" alt="A picture of Kirribilli House from its east elevation which shows two triangular roofs and two chimneys adjacent. Two windows on the top floor and a verandah with six columns and outdoor furniture. "></p><p class="Caption"><a id="_Ref131605251"></a><a id="_Toc189658031"><span>Figure 3</span><span>‑</span><span>18: East elevation (AECOM, 2023)</span></a></p></td><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p style="page-break-after:avoid"><img src="image.029.jpeg" width="302" height="201" alt="A picture of Kirribilli House showing more of the veranda from part of its south elevation, showing eight more columns, three small windows on the top floor and four larger windows on the bottom floor."></p><p class="Caption"><a id="_Ref131605270"></a><a id="_Toc189658032"><span>Figure 3</span><span>‑</span><span>19: Part south elevation (AECOM, 2023)</span></a></p></td></tr><tr><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p><img src="image.030.png" width="303" height="202" alt="A continuation picture of Kirribilli House showing more of its south elevation, with smaller windows on the bottom floor, an entry doorway and stone pavement. "></p><p class="Caption"><a id="_Ref131605271"></a><a id="_Toc189658033"><span>Figure 3</span><span>‑</span><span>20: Part south elevation (AECOM, 2023)</span></a></p></td><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p style="page-break-after:avoid"><img src="image.031.jpeg" width="302" height="201" alt="A picture of Kirribilli House from its west elevation which shows the houses side profile surrounded by grass, bushes and trees. "></p><p class="Caption"><a id="_Ref131605298"></a><a id="_Toc189658034"><span>Figure 3</span><span>‑</span><span>21: West elevation (AECOM, 2023)</span></a></p></td></tr><tr><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p style="page-break-after:avoid"><img src="image.032.jpeg" width="151" height="227" alt="A picture of Kirribilli House entry lobby with brown welcome mats on each step, two plants by the entry's sides and the arched doorway. "></p><p class="Caption"><a id="_Toc189658035"><span>Figure 3</span><span>‑</span><span>22: Entry lobby detail</span></a></p></td><td style="width:218.6pt; padding-right:5.4pt; padding-left:5.4pt; vertical-align:top"><p style="page-break-after:avoid"><img src="image.033.jpeg" width="151" height="227" alt="A picture of the Kirribilli House beige column outside of the home surrounding the veranda"></p><p class="Caption"><a id="_Toc189658036"><span>Figure 3</span><span>‑</span><span>23: Timber framed verandah detail (AECOM, 2023)</span></a></p></td></tr></tbody></table>
3.3.2 Internal Description
The principal entry leads to an Entry Lobby (Figure 3‑25) and the main Entry Hall (Figure 3‑26 and Figure 3‑27) which are both oriented in a north south direction. From the hall one can access the Study, Comms room and Toilets to the eastern end of the building. On the western side of the Entry Hall is a secondary hallway (Stair Hall), running in an east west direction and includes stairs leading to the upper floor, wet areas, Green Room (Figure 3‑28) and Bedroom (to the western end). The southern end of the main Entry Hall leads to three open planned rooms including Drawing Room (eastern end) (Figure 3‑29) and Dining Room (Figure 3‑30). The western end of the Stair Hall accesses a room to the south that contains a second stairwell (Figure 3‑31 and Figure 3‑32). From this area, the service wing (west end
of the building) can all be accessed. This wing includes Cellar, Scullery, Store, Pantry, Staff Room (Figure 3‑33), Kitchen (Figure 3‑34), Manager’s Office, Staff Dressing Room, Ironing/Storeroom,
and toilets. The verandahs to the east and south can be accessed from the Study, Drawing Room,
and Dining Rooms. The main rooms in the building are positioned to access the views to the harbour.
Figure 3‑24: Ground floor plan – Refer to Volume 3
Figure 3‑25: Entry lobby (AECOM, 2023)
Figure 3‑26: Stair Hall (AECOM, 2023)
Figure 3‑27: Stair Hall (AECOM, 2023)
Figure 3‑28: Green room (AECOM, 2023)
Figure 3‑29: Drawing room (AECOM, 2023)
Figure 3‑30: Dining room (AECOM, 2023)
Figure 3‑31: Second stairwell (AECOM, 2023)
Figure 3‑32: Second stairwell (AECOM, 2023)
Figure 3‑33: Staff room (AECOM, 2023)
Figure 3‑34: Kitchen (AECOM, 2023)
The upper level can be accessed from the stairs in the Stair Hall and stairs (Figure 3‑36) in the service wing. A corridor (Figure 3‑37) leads to Bedroom 1 with ensuite and a Family Room to the eastern end (Figure 3‑38). The same corridor accesses the main bathroom and Bedroom 2 (Figure 3‑39).
Adjacent and north of the stairs is Bedroom 4 (with associated ensuite) and directly south is the Bedroom 3.
Figure 3‑35: First floor plan – Refer to Volume 3
Figure 3‑36: Stairwell (AECOM, 2023)
Figure 3‑37: Corridor (AECOM, 2023)
Figure 3‑38: Family room (AECOM, 2023)
Figure 3‑39: Bedroom 2 (AECOM, 2023)
Figure 3‑40: Bedroom 4 (AECOM, 2023)
Figure 3‑41: Bedroom 3 (AECOM, 2023)
Figure 3‑42: Early window hardware (AECOM, 2023)
Figure 3‑43: Early window hardware (AECOM, 2023)
3.3.3 Condition
Physical inspection undertaken by AECOM on 15 March 2023 found the house to be in good condition. Issues noted include rising/falling damp, ground drainage, mould (external storeroom) and minor cracks to walls. These issues were also highlighted in the Structural Condition Assessment Report, 2019, AECOM (AECOM, 2019) with additional items according to priority:
High priority: Review of roof rafter splices and rectification, removal of debris in roof space, rectification of damp and rot to verandah posts, further structural assessment and rectification of chimneys for restraint and bracing (Note: PM&C have noted that the chimneys are currently being inspected as of May 2023), subfloor inspection to inspection the condition of timber elements,
pest inspection, recommendation for roof drainage to be assessed by a hydraulic engineer and review of air conditioning due to leaks
Medium Priority: Installation of a subfloor mechanic ventilation system, application of protective wall primer to stop water ingress, installation of a post-fix damp-proof system, assessment of the stair banister by a BCA consultant, review of grout to shower bases by a specialist contractor, investigation of stormwater and sewer water with a camera by a qualified technician, repair of verandah valley gutter noted be leaking, investigate water tightness of the skylight, installation of roof tie down straps, installation of sarking to main residence and cosmetic defects (organic growth on shingles)
Low priority: Investigate water damage to storeroom, monitoring of cracks to walls, monitoring of roof rafters above Bedroom 1, monitor plaster ceilings and monitor slope in timber floors.
Additionally the Structural Condition Assessment Report, 2023, AECOM (AECOM Australia Pty Ltd, 2023) notes the following:
High priority: Like for like replacement and repacking of sandstone front wall (entry gate) (significant section loss, cracking and grouting failure) and strengthening of the northeastern chimney (previously identified as needing repair).
Medium priority: Geotechnical testing of footing condition supporting the original building and 1920s extension.
Low priority: Replacement of damaged courtyard pavers.
3.4 Garden
The plan of the garden is centred around the house and Sydney Harbour. There are a series of gardens on the north, west and southeast of the house that are focused on providing functional requirements of the house, serving as access ways, amenities, privacy, and productive gardens. Whilst the northeast, east and southern areas are focused on recreation. The latter areas are planned in a loose circular and sweeping form with flat grassed and grassed embankments as the central focus providing access to harbour views and connecting the house to the garden. To the north and south are paved pathways that gradually step down to access the lower terraces defined by stacked dry stone walls. Access to the water is only at the northeast corner through steep stone and concrete stairs.
The following description of the garden has been derived from Kirribilli House Landscape Management Plan, Taylor Brammer, 2020:4.
The grounds of Kirribilli House generally reflect the landscape design principles of a Victorian Rustic Gothic house. These principles include the rolling lawn from the harbour front of the house and terminating in a stone path that winds its way from the house to take advantage of the harbour views and prospect.
A series of meandering paths through established bushes intertwined with rock outcrops continue the theme of pleasure and appreciation of the place. The entry drive is a formal gravel drive that provides a suitable setting to the front entry and complemented with ornamental flowers and terracotta edging to the flower bed.
However, the physical elements of the Victorian era landscape details have been eroded through the sometimes awkward replacement of material, for example, stone steps replaced with concrete, stone edging introduced to absorb level changes to a lawn, where for example the lawn should be reduced in level to create an appropriate relationship between lawn and path with a lawn cut edge.
The garden provides a mixture of generous open grassed areas (north and east sides) for enjoyment and recreation, areas for shade and protection (under large tree canopies and thick plantings), as well as intimate spaces under trees (northeast and to the west of the house). There is some loss of privacy to the house on the northern boundary from the loss of mature trees, especially from the apartments directly opposite on Kirribilli Avenue. A Flame Tree located near the entry porch was removed which now permits additional views to the harbour. Mature trees that are a feature of the garden include two Magnolia grandiflora, a large Camellia reticulata cultivar, a large clump of Strelitzia eclina and a tall Piccabeen (Archontophenix cunninghamiana) along boundary of Admiralty House grounds. A Jelly Palm (Butia capitata) provide a framed view towards the harbour. In the northern area the Hills Fig (Ficus macrocarpa var. Hillii) and Deodar are prominent (Design 5, 2010: Appendix H, Landscape report by G. Britton).
The Tree Survey (Figure 5‑57) (full report see Appendix I) completed by AECOM on 15 March 2023 evidence that many significant plants are no longer present on site compared to the recorded trees from the HMP, 2016. These includes; Monterey cypress (Cupressus macrocarpa), Silky Oak
(Grevillea robusta), Camphor laurel (Cinnamomum camphora), Camellia sp., Purple Vitex (Vitex purpurea), Blueberry Ash (Elaeocarpus reticulatus), Illawarra flame tree (Brachychiton acerifolius),
Bull bay (Magnolia grandiflora), Liquidambar (Liquidambar styraciflua), Cumquat (Fortunella sp.),
Bay Tree (Laurus nobilis), Rose (Rosa rubiginosa), Port Wine Magnolia (Michelia figo),
Jasmine (Trachelospermum jasminoides), Sydney Golden Wattle (Acacia longifolia), Golden wattle
(Acacia pycantha), African Olive (Olea europaea subsp. cuspidata) and Pittosporum undulatum.
The survey also recorded the presence of many additional plants that were not recorded in the HMP, 2016. Future landscape assessments should review the significance and appropriateness of these plants to determine if they align with the design methodology for the garden.
Despite the loss of significant plants in the garden, the site still retains the principal characteristics of the Victorian layout including the location of the site entry, location of the house, driveway alignment, large dramatic bank immediately east of house, sweeping lawn, grassy lower terraces, rock outcrops, floristic diversity, northern paths accessing the harbour, water access, harbour structures (bathing pool and boat harbour), extant indigenous harbourside vegetation and views to the harbour (Figure 4‑15 and Figure 4‑16).
3.4.1 Garden areas
A total of 10 areas were identified in the Taylor Brammer Landscape Management Plan
(Taylor Brammer Landscape Architects Pty Ltd, 2020:5). These 10 areas were referred to as ‘precincts’ and were collated by their physical location and characteristics within the grounds. A summary of the garden features is described below. The precincts do not relate to any historical time periods or era; hence this report refers to the ‘precincts’ as ‘areas’. The following text has been directly taken from Taylor Brammer’s report, has been reorganised here for clarity and updated to reflect changes in landscape elements since the 2020 assessment.
A picture of a landscape map of Kirribilli House outlining key areas of the grounds with each section numbered.
Figure 3‑44: Landscape areas within the grounds of Kirribilli House (Taylor Brammer Landscape Architects Pty Ltd, 2020:5)
3.4.2 Area 1 – Entry gate and driveway
The drive provides the formal entry to Kirribilli House (Figure 3‑45 and Figure 3‑46). The garden hard works detailing is consistent with Victorian Rustic Gothic style. The area is a key landscape zone for Kirribilli House and provides opportunity for a suitable entry to highlight the heritage significance
of Kirribilli House by restoring an appropriate landscape curtilage to the entry and property.
Key features:
Entry gate, driveway, and driveway loop
Unconsolidated gravel driveway with ornamental flower gardens and lawn
Traditional garden edging tiles define the gardens to the house side of the drive
The vegetation and driveway character and form provides an appropriate scale and character for the entry to the site
Variety of ornamental planting emphasising horticultural diversity and leaf texture (garden bed adjacent to the house)
Modified rock outcrop adjacent to the top of the drive that terminates the lawn edge
Jacaranda in the centre of the roundabout and Camelias to the northern side is not consistent with the style and character for a mid-19th Century picturesque garden. Note: Goeff Britton who undertook the earlier assessment (HMP, 2016) does not agree with this as these plants are likely to have associative significance. Further historic assessment is required to establish their significance.
Figure 3‑45: Entry gate and driveway (AECOM, 2023)
The northern boundary garden is an important buffer to Kirribilli Avenue creating a visual vegetated curtilage providing privacy.
Key features:
Variety of trees and shrubs and extended stumps of trees
Species include Camellia japonica, Jacaranda sp. And Strelitzia sp. Significance of camelias and Jacaranda require further historic assessment as discussed in above section
Landscaped areas on the upper portion are contained by fencing and edging whilst in the remaining areas the edging is randomly placed sandstone pieces informally placed to contain garden beds. These garden edges are poorly constructed and compromise the natural sandstone outcrops which are a feature in the garden
Tree plantings that have formed a distinct northern boundary have been eroded over time.
These include a mature Fig (Ficus rubiginosa), Silky Oak (Grevillea robusta) and Firewheel tree (Stenocarpus sinuatus).
Figure 3‑47: Northern boundary (beyond) showing the loss of privacy from the erosion of canopy trees (AECOM, 2023)
The garden area is distinguished by a substantial sandstone outcrop with an extensive garden and planting to the base. The vegetation forms a key landscape component to the garden with a large Fig tree creating shade and shelter. It also highlights the underlying geology (sandstone outcrop) and topographic change. The area reinstates the values of the mid-19th Century Victorian Garden with exotic planting creating a sense of discovery of new specimens from Asia, Africa and Australia.
Key features:
Established trees are layered with shrubs and ground covers
Sandstone outcrop, mature vegetation, and poorly constructed rock walls and garden edging
Significant trees include Phoenix palms, Ficus macrocarpa var. Hilli, Giant bird of paradise, Camellia japonica and ferns to the lower stratum.
Figure 3‑50: Sandstone outcrop (AECOM, 2023)
Figure 3‑51: Garden rock wall poorly constructed (AECOM, 2023)
3.4.5 Area 4 – Viewing Area
The area provides opportunity for enjoyment of the garden and a protected viewing point of Sydney Harbour. The style and character of the planting, paving, and walling is representative of mid-20th Century Garden expression and not consistent with the heritage values of the place.
Key features:
Extensive sandstone flagged terrace and retaining wall with established tree canopies above the terrace area
Sloping lawn to the centre of the precinct is located over a natural sandstone outcrop
Lower portion of precinct contains a viewing terrace of regular sandstone pavers and a seat,
both which are of a scale, character, and form of a mid-19th Century Victorian Garden
Planting is random in character with several self-seeded trees and plants
The wall and paving are in very poor condition and access is excluded due to hazardous condition of unstable surfaces
The lawn and soil underlay contained by informal sandstone rock is unstable
Plantings include shrubs and ground covers, contemporary cultivators such as Philodendron ‘Xanadu’ and planting from the mid-19th Century.
Figure 3‑52: Flagged terrace and retaining wall (AECOM, 2023)
Figure 3‑53: Viewing terrace (AECOM, 2023)
3.4.6 Area 5 – Lawn
The eastern lawn of Kirribilli House is a critical portion of the harbourside setting of house and grounds highlighting the dramatic topographic change from harbourside to house. The lawn slopes steeply from the house to a pathway at the base of the garden. There is evidence at the base of the lawn of a former fishpond under the lawn. The area provides opportunity for the use and enjoyment of the garden and appreciation of the panoramic views of Sydney Harbour available from the site and understanding of the harbour setting.
Key features:
A sandstone path, metal fence and timber gate provide access to the upper foreshore area.
The metal fence is corroded
The lawn consists of buffalo-type grass that is resilient to the harbourside environment of salt and prevailing easterly winds
The lawn has been refurbished and the grass terraces are restored
The detailing of the pedestrian path character is inconsistent across the site, reflecting evolving tastes and refurbishment in the 20th Century
Plantings consist of shrubs and groundcovers that are inconsistent with the mid-19th Century Victorian Garden
The southern portion includes an established clump of Giant White Bird of Paradise, that defines and separates the garden from the grounds of Admiralty House.
Figure 3‑54: Steep slope of the lawn (AECOM, 2023)
The area provides an appropriate transition from central lawn to the foreshore. The shrub like planting is appropriate as a “wild” transition from grass terrace to the informal rugged sandstone outcrops of the harbourside. The upper foreshore area consists of a selection of specimen trees with assorted and
self-seeded plantings across the top of the cliff to the foreshore. The remains of the vegetation and stability is in poor condition and requires reconstruction and assessment. The area provides opportunities to view Sydney Harbour over a contrasting and “wild” garden.
Key features:
Area defined by low painted metal fence and rock outcrops and is accessed by a timber gate and garden frame. These works are from the 20th Century and are undertaken in a colonial style
Informal sandstone path leads to a sitting area consisting of sandstone steps, low garden sandstone wall. This sandstone is poorly constructed and unstable. The sitting area does not have a handrail and is a safety risk for informal use.
Figure 3‑56: Area bound by metal fence and shrub like plantings (AECOM, 2023)
Figure 3‑57: Shrubs and rock outcrops (AECOM, 2023)
3.4.8 Area 7 – Foreshore
The area represents key heritage values of the place demonstrating the use and enjoyment of the place as a place of recreation with key and privileged access to the harbour. The foreshore area is distinguished by a cliff face to the harbour. Vegetation consists of a selection of specimen trees with assorted and self-seeded plantings across the edge of the cliff to the foreshore. The shrub like form of the planting is an appropriate form as a continuation of the Upper Foreshore area to the informal and rugged sandstone outcrops of the harbour side.
Key features:
Existing stairs provide access to the foreshore where there are the remains of a harbourside structures, boat harbour, bathing pool and boatsheds
An unsympathetic steel security fencing inhibits access from the harbour to the site
There are unconsolidated stone mounds that have been fashioned as informal viewing points to the harbour
Recent stabilisation works done to the cliff face at the high-water mark, further assessment is required in relation to the relationship of the cliff face and vegetation in relation to ongoing stability and character
Further research is required to accurately assess the condition, original fabric and evidence of the former swimming baths and boathouse
The planting continues with the informal shrubs and ground covers in Area 6. There are number
of weed species including African Olive, Asparagus grass and Crofton Weed
Stairs and handrails are not consistent with the materials and detailing of the heritage values of the place.
Figure 3‑58: Concrete steps (AECOM, 2023)
Figure 3‑59: Mixture of random stone and brick retaining walls (AECOM, 2023)
3.4.9 Area 8 – Southern Garden
This area provides a framework to the southern side of the garden defining and separating the garden from Admiralty House and creating the southern boundary of the grounds. It is characterised by mature vegetation of mainly camellia bushes and some mature trees. A sandstone and concrete path separate the garden from the lawn area.
Key features:
A path provides access to the former fishpond location in the lawn precinct
The sandstone path has no historic reference. The garden rockeries are inconsistent with the historic garden style of the place
The upper portion of the precinct includes a sandstone outcrop with a concrete seat that is not consistent with the heritage values of the place
Planting is restricted to mature to semi-mature species, the railing to the path is painted galvanised rail
The Bull Bay Magnolia is assessed to have limited life expectancy
Provide views through to the Admiralty House and facilities.
Figure 3‑60: Plantings and paths defining the boundary to Admiralty House (AECOM, 2023)
Figure 3‑61: Paving and seating inconsistent with heritage values (AECOM, 2023)
3.4.10 Area 9 – Service Area
This area is a key location for the operations of Kirribilli House. Clear unobstructed views to the house and relation with the garden as well as the broader setting needs to be maintained whilst retaining unobstructed access for the operations of the house.
Key features:
This area consists of sandstone slabs that extend from the kitchen and verandah of the house and provide hard stand area for functions and day to day requirements of the house
Service access path to House
Maintenance area directly off verandah paving. The sandstone is generally in good condition with an array of gradients to the paving that could be an issue in relation to Occupational Health and Safety (OHS) requirements
The fencing and paving are in an appropriate style of the garden
Planting is limited to retain the operational requirement of the precinct and has been limited to the shrub planting to the boundary of Admiralty House.
Figure 3‑62: Existing gate and access (AECOM, 2023)
Figure 3‑63: Concrete paths inconsistent with heritage values (AECOM, 2023)
3.4.11 Area 10 – Kitchen Garden
The area is located at the front of the property and provides screening to the service areas of Kirribilli House, provide a productive garden and allowing for the appreciation of the Victorian Rustic Gothic architectural style.
Key features:
The kitchen garden is located adjacent to the service area of the house. It consists of several level changes, sandstone walls and grassed areas
Concrete steps from the House need replacing with sandstone
The character and form of the kitchen garden is generally consistent with the heritage values
of place with detailed planting, sandstone garden walls and paths
The paths vary in material including concrete and sandstone.
Figure 3‑64: Stone retaining wall and hedge to edge of area (AECOM, 2023)
Figure 3‑65: Kitchen Garden (AECOM, 2023)
3.4.12 Condition
Physical inspection undertaken by AECOM on 15 March 2023 found the garden in fair condition.
Issues noted include; unstable retaining walls, inconsistent ground finishes causing trip hazards,
lack of appropriate handrails and barriers, inappropriate and poor construction of retaining walls, uneven stone steps, loss of privacy from apartments on Kirribilli Avenue, evidence of inadequate ground drainage.
The Structural Condition Assessment Report, 2019, AECOM (AECOM, 2019) identified the following:
Urgent: Intrusive investigation throughout the site, removal of loose stone on wall in Area 10, demolition, and construction of Wall to Area 4
High priority: Investigation of the condition of wall to laundry building once vegetation has been removed, assessment of metal railing by a BCA consultant, addressing loose stone wall around the harbourside structure to prevent cause injury, engaging a geologist to assess the stability
of rock faces to the harbour and monitoring of retaining wall to water tank
Medium priority: Reconstruction of retaining walls to eastern end of Area 1 and steep stair to
Area 7, spalling concrete steps, routine cleaning of drainage systems, repair large crack to sandstone wall (boundary) and repair displaced mortar to harbourside structures
Low priority: Stormwater drainage review and deteriorating grouting in sandstone boundary wall.
3.5 Other elements
3.5.1 Guard house
The Guard house is located directly east and inside the entry gates and is a contemporary octagonal building that originates from 2003. The walls are weatherboard and timber framed with a slate clad roof. The Structural Condition Assessment Report, 2019, AECOM (AECOM, 2019) noted that minor sagging of ceiling slats and minor cracks to walls were noted which should be monitored.
Figure 3‑66: Guard house east elevation (AECOM, 2023)
Figure 3‑67: Guard house west elevation (AECOM, 2023)
3.5.2 Garage
Along the western boundary and directly inside the entry gates is a double garage that is a rectilinear shape with a hipped roof that was constructed c.1921. The walls are rendered with a painted brick veneer and the roof has exposed roof rafters under the eaves. The roof is clad with terracotta Marseille roof tiles. The rear of the garage includes a storeroom that previously was a chauffer’s bedroom. A small external addition to the south includes a toilet.
The Structural Condition Assessment Report, 2019, AECOM (AECOM, 2019) noted that there was an ingress of water from the ridge tiles has led to damp issues and removal of the ceiling. This report recommended that a hydraulic engineer should assess the water discharge from the building.
Figure 3‑68: Garage north elevation (AECOM, 2023)
Figure 3‑69: Garage western elevation (AECOM, 2023)
3.5.3 Storeroom
Along the southwestern boundary is the Laundry and Gardeners amenities building which is built directly on the boundary line but is the land of Admiralty House hence, it has been excluded in the assessment and is included here purely for context of the southwestern boundary. Attached to the laundry room and extending onto the property of Kirribilli House is a small narrow storeroom in a rectangular shape with a kink to the southern end. Walls are timber framed and lined and the roof is metal clad.
Figure 3‑70: Storeroom west elevation (right of photo) (AECOM, 2023)
Figure 3‑71: Storeroom east elevation (centre of photo) (AECOM, 2023)
3.5.4 Ruins of the boat harbour, bathing pool and boathouse
The ruins of the bathing pool and boathouse are located on the north-eastern corner of the site and on the foreshore. A steep stone stair leads you from the garden to a gate from which the pool and former boathouse are accessed. A boat harbour is located on the north end with a high wall and gate and there is evidence of the former boatshed in the rock surface. The bathing pool is a rectangular shape structure with a raised stone plinth to its surrounds.
Figure 3‑72: Ruins of the boat harbour, bathing pool and boathouses (AECOM, 20223)
Figure 3‑73: Ruins of the boat harbour, bathing pool and boathouses (AECOM, 20223)
3.5.5 Boundary walls and fences
The northern boundary is fenced predominantly by a timber paling fence (Figure 3‑16). The entry to the site on the northern boundary is marked by wrought iron gates set within sandstone piers (Figure 3‑14). A sandstone high wall extends to either side of the gate and continues to meet the site boundary of Admiralty House (Figure 3‑12). The southern boundary to Admiralty House is fenced by a combination of contemporary timber lattice, paling and metal fence. The western boundary which includes the garage also has a low stone wall and hedge (Figure 3‑74 and Figure 3‑75).
Figure 3‑74: Southern boundary to Admiralty House (AECOM, 20223)
Figure 3‑75: Western boundary (AECOM, 20223)
3.6 Views from Kirribilli House
The site’s geographic position permits extensive harbour views from both the house and garden.
These include panoramas, framed, and filtered views.
Figure 3‑76: Framed view of the Sydney Harbour from site entry (AECOM 2023)
Figure 3‑77: Panoramic views to Sydney Harbour, Fort Denison, and Garden Island from garden (AECOM 2023)
Figure 3‑78: Panoramic views to Sydney Harbour, Bradleys Head, Kurraba Point and Cremorne Point from garden (AECOM 2023)
Figure 3‑79: Panoramic views to Sydney Harbour and Sydney CBD from garden (AECOM 2023)
Figure 3‑80: Panoramic views to Opera House obscured by plantings, viewed from garden beds closest to foreshore (AECOM 2023)
Figure 3‑81: Filtered views to the Opera House from garden (AECOM 2023)
Figure 3‑82: Filtered views of Fort Denison from garden paths (AECOM, 2023)
Figure 3‑83: Panoramic views to Kurraba Point and Cremorne Point (AECOM, 2023)
Figure 3‑84: Framed view from upper-level window (AECOM 2023)
Figure 3‑85: Framed view from staff room (AECOM 2023)
4.0 Historical background
4.1 Indigenous History
Refer to Appendix J.
4.2 Natural History
The following text has been summarised from the 2010 HMP and updated by AECOM (Design 5, 2010: Appendix H, Landscape report by G. Britton).
4.2.1.1 Vestiges of Pre-European Landscape
Vestiges of the pre-European landscape include the dramatic sandstone cliffs at the eastern edge that is viewed from the water and the large outcrop through the central part of the site. This formation is typical of the area and features steep slopes with sandstone outcrops. The Sydney Sandstone Complex Type included Open Forest/Woodland Formation (Tanner Architects Pty Ltd, 2010a:14).
The outcropping has in areas covered by plant growth and built up with steps.
The local indigenous vegetation includes Port Jackson fig (Ficus rubiginosa). A specimen remained near the south-eastern corner of the site throughout the 19th century and half of the 20th Century (removed by c.1968). Some seedling specimens remain along Kirribilli Avenue and along the eastern cliff line, still remain. Smooth-barked apple (Angophora costata) was evident in the archival record and are no longer present. Other local species present at the site include Coastal Banksia
(Banksia integrifolia), Blueberry Ash (Elaeocarpus reticulatus), Sweet Pittosporum
(Pittosporum undulatum) and Spikerush (Lomandra longifolia).
4.3 Historic heritage
A chronological history of the place (1856-1985) was undertaken by Dr Grace Karskens,
Catherine Forbes and Brendan Lennard. This history formed part of the 1985 ‘Kirribilli House, Conservation Analysis and Draft Conservation Policy’ by Clive Lucas & Partners (Draft Conservation Policy 1985). Many sources held in the National Archives were not available to the researchers at that time. A further detailed research and analysis was undertaken by Dr Rosemary Annable between 2008-2010 as part of a draft CMP prepared by Design 5 Architects. The 2016 HMP by GML Heritage reproduced and updated the research undertaken by Dr Annable.
The information listed below was included in the draft Design 5 report and Volume 2 of the GML 2016 HMP and is provided in the Appendices to this HMP (see Volume 2 of this HMP) as follows:
Appendix B: Historical Background (includes photographs and plans collated for the draft Design 5 report)
Appendix C: Australian Prime Ministers since 1901 (extracted from https://australianpolitics.com/executive/pm/prime-ministers-since-1901)
Appendix D: Historical summaries extracted from the Clive Lucas & Partners 1985 Draft Kirribilli House Conservation analysis and Draft Conservation Policy
Appendix E: Kirribilli House timeline 1794-1957 by Dr Rosemary Annable
Appendix F: Kirribilli House Owners and Occupants c. 1806-2010 by Dr Rosemary Annable, with a minor update from GML
Appendix G: Kirribilli House Recent Works 1978-2008 by Dr Rosemary Annable, with information for 2010-2015 provided by the Department of Finance and added by GML, and information for 2015-2023 provided by the Department of Prime Minister & Cabinet and added by AECOM.
These appendices provide detailed information on the history and changes to Kirribilli House.
4.3.1 Historical summary of the house
This summary has been collated from various sources. The full text and references appear
in Appendix B.
4.3.1.1 Phase 1 – 19th Century to 1920 (Historic theme – the Pleasures of the People-Society, Culture and Entertainment)
Kirribilli House and Garden forms part of the early land grant made to convict Samuel Lightfoot in 1794 and Robert Ryan in 1800 (a member of the NSW Corps). The land was sold to Robert Campbell
in 1806. He saw the area as a useful addition to his ship building business, having direct access
to water and water views. Campbell leased portions of his land including five acres to Lieutenant Colonel John George Nathaniel Gibbes, Collector of Customs. Gibbes built his house at ‘Carabella’ (Kirribilli Point) and named it ‘Wotonga’ (now Admiralty House). The property was sold still mortgaged
to James Lindsay Travers in 1851 who sold one acre and 23 Perches of his land at the northeast corner of his estate to fellow merchant Adolph Frederic Feez for £200. Feez was a native of the Kingdom
of Bavaria. Feez named the property ‘Sophienberg’ and built a house between September 1854 and mid-1857 which became one of the earliest substantial residences of the area.
Sophienberg was sold in 1858 to Mrs Esther Hughes, a widow for £3000. The house stayed with the Hughes/Lawry family until 1907. Mrs Hughes’ son, Tom Lawry, who never married, upon his death bequeathed a life tenancy at Kirribilli House to Laura Lamont (Lamotte). She rented the property
at a nominal rent. Laura married and moved out, and the house was tenanted again from 1915 onwards. Notable tenants include the head gardener of Admiralty House, Michael Minnett. The house was unoccupied for a period and was in a dilapidated state. In 1918, Laura petitioned the Lawry Trust
to sell Kirribilli House and the sale was ordered by the court.
A W Allen purchased the property 1919, as an investment, offering it up for sale soon after proposing the lot be subdivided into five lots. Photographs of the sale brochure shows the site as a very desirable harbourside property. There was public concern that the site would be cleared for the construction of residential flats, as it was the only remaining piece of waterfront land that could be used for public purposes. The People’s Open Air Space Movement and other notable individuals including
Senator Pratten, Dr Mary Booth, Mr Sydney Smith, and the Mayor of North Sydney approached the government to put the matter before the Federal Government. Dr Mary Booth convened a public meeting and made a direct appeal to the Prime Minister.
During this time Admiralty House was offered to the incoming Governor-General as his residence
in Sydney and there was concern that the construction of flats (at Kirribilli House) directly adjacent
to the property would erode the amenity and value of Admiralty House. This particular concern led the
Prime Minister, Sir Joseph Cook to purchase the house for £12,000. When the offer was rejected by the vendor, the house and land were resumed by the Commonwealth on the day of the auction ‘for defence purposes’.
4.3.1.2 Phase 2 – 1920 to 1956 (Government resumption)
In 1920, the government decided that both Kirribilli House and Admiralty House would be placed at the disposal of the Governor-General and his staff. Alterations and additions were made to the house.
In 1930 during the Depression, the Commonwealth government discontinued the use of both houses, and the contents were sold in an auction. From this period Kirribilli House was leased to several tenants until 1953.
In 1954 the Department of Works reported that the house was in a severe dilapidated state with major damp issues and the grounds was overgrown. The Department gave a costly estimate for extensive repairs. During this time, there was insight that once repaired, the house and grounds would be an enviable property.
4.3.1.3 Phase 3 – 1957 to 2023 (Official residence of the Prime Minister)
The architectural firm Fowell, Mansfield and Maclurcan was engaged to undertake restoration and additions. J C Mansfield, the head designer and supervising architect proposed a plan to allow Kirribilli House to be used as two separate flats or on occasion, as a whole. A service wing and access stair was added. The interior was decorated by Helen Blaxland and Marion Best Pty Ltd. The grounds were also influenced by Mansfield, Professor L D Pryor (the Director of ACT Parks and Gardens) and Professor E G Waterhouse (a notable Sydney scholar and plant breeder). The works to the garden was undertaken by the head gardener of Admiralty House G W Gillham. The planting was to be in three sections: early Australian garden with old-fashioned plants (near house), exotic planting of interest
to overseas visitors, and local flora at the lower slopes towards the harbour. The house was to be used by the Prime Minister when in Sydney and the remaining accommodation made available to overseas guests of the Commonwealth and staff of the Governor-General. The first official guest of the house was Prime Minister Menzies and Dame Pattie Menzies followed by the Prime Minister of Japan.
Since then, Kirribilli House has provided accommodation to Australian Prime Ministers including
Harold Holt, Sir John Gorton, Sir William McMahon, Gough Whitlam, Malcolm Fraser, Bob Hawke,
Paul Keating, John Howard, and subsequent Prime Ministers. During this time only minor alterations were undertaken which were mostly to the interior.
In 1985, extensive analysis and research was undertaken by Clive Lucas and Partners for restoring Kirribilli House. The recommendation was to restore the house to its 1880s configuration and layout,
it being the date of most significance to the architectural history of the site. The works were undertaken in a staged approach. David Spode also undertook works to the interior to align with the 1880s style set-out in the conservation principles. In 1986, as part of the extensive research work that was undertaken for the site, Grace Karskens identified that the Kirribilli House stone harbourside swimming pool (a part of its jetty and boat sheds complex) as probably the oldest bathing pool on Sydney Harbour (Karskens, 1987) (see Volume 2, Appendix N). By 2023, only minor modifications to the interior of the building have occurred.
When John Howard was elected in 1996, he was the first Prime Minister to make Kirribilli an official home since 1953. During this time, the 1880s staircase was to be relocated to its original location in the main hall. Subsequent Prime Ministers Kevin Rudd and Julia Gillard occupied The Lodge and used Kirribilli House only as the residence when in Sydney. In 2013 Tony Abbott made Kirribilli House his residence. Malcolm Turnbull in 2015 replaced Tony Abbott and resided at The Lodge. In 2018
Scott Morrison was elected and made Kirribilli House his primary residence. In 2022 Anthony Albanese became the new Prime Minister and primarily resides at The Lodge using Kirribilli House when in Sydney and for Official Visits.
4.3.2 Historical summary of the garden
The following text has been summarised from the 2010 HMP (Design 5, 2010: Appendix H, Landscape report by G. Britton).
4.3.2.1 Phase 1 – 19th Century to 1920 (Historic theme – the Pleasures of the People-Society, Culture and Entertainment)
The site was developed from the 19th Century with the levelling and smoothing of the landscape contours. The site was benched and banked during the construction of the house and later from the house modifications. The northeast lawn and elevated area to the west of the house is likely to reveal early development of the land by way of archaeological resources (former stabling structures and outbuildings). Remnants of the 19th Century layout is still evident in the following areas:
the main gated entry (sandstone walling and gate piers that have been retained but in a different alignment)
the traditional approach to the house from Kirribilli Avenue
the access alignment from the eastern grounds down to the marine precinct
a seat cut into the rock outcrop east of the house (possibly, the rebate cut into another outcrop for
a former sundial as well as other steps between outcropping)
a sandstone paving block with a directional compass (cardinal points only) carved into it at the northeast corner of the house
the general arrangement of grassed areas across the site to the northeast, east and south of the house defined and enclosed by blocks of vegetation
the concept of a steep, grassy bank (though not its current terraced form) cascading down from the house
a garden walk (with steps) within the pleasure grounds.
Plantings from this period include two Bull Bays (Magnolia grandiflora) behind the house, large Camphor laurel (Cinnamomum camphora) at Kirribilli Avenue, large clumping plants Strelitzia nicolai (near the southern boundary and northern boundary) and Phoenix reclinata (near the path to the marine precinct), and the solitary Firewheel Tree (Stenocarpus sinuatus) at the northern boundary fence.
Removed plants from this period include the lemon-scented gum (Corymbia citriodora) at Kirribilli Avenue, the flame tree (Brachychiton acerifolium) formerly within the front drive loop, another camphor laurel (Cinnamomum camphora) formerly near the northern boundary, and the kauri pine (Agathis robusta) formerly near the northeast corner of the house.
A hallmark of the historical grounds is the rich nature of the gardens through use of a variety of foliage plants and strategic placement to provide shade, shelter and screening. Only glimpses of these remain in the current garden. The grounds offered vistas (e.g., from the front entry), filtered views and glimpses of the harbour through foliage, and broad panoramas. Other remains from this era include the enduring relationship with Admiralty House, which is both rare and remarkable as the two major marine estates remain virtually intact. They are both appreciated together from the harbour and regarded as an integral part of the iconic harbourside scenery.
Kirribilli House and Admiralty House form part of a collection of 19th Century estates in the area including Sunnyside (1862), Burnleigh (c1875), Newton (1870) and the Kirribilli Neighbourhood Centre building (1873). Together they also contributed to the historic streetscape of Kirribilli Avenue.
4.3.2.2 Phase 2 – 1920 to 1956 (Government resumption)
After Kirribilli House was acquired by the Commonwealth of Australia in 1920, several changes within the grounds occurred. The current garage was built by 1930 replacing the former outbuildings to the west of the house. As the house was tenanted (between 1920 and 1940) it is possible that the present Monterey cypress (Cupressus macrocarpa) and the nearby Jelly palm (Butia capitata) were introduced, along with the Himalayan cedar (Cedrus deodara). It is possible other trees may date to this general period including the Hill’s fig tree which could be planted, or bird propagated. Alternatively, this tree was introduced as part of the 1957 grounds makeover.
Correspondence (1957) from Professor L D Pryor (Director of ACT Parks and Gardens (who assisted
in the landscape design of Kirribilli) records the existence of a Lilli Pilli (possibly remains), Kauri pine (removed), the Flame tree (removed), Lemon-scented gum (removed) and Ginkgo biloba (removed). Much of these trees would have originated before 1920. However, the Lilli Pilli was introduced after 1920. Pryor is known to have designed the landscape of the ACT and establishing the future herbarium in Canberra.
Correspondence from Charles Weston (head of the Yarralumla Nursery in Canberra in 1922) indicates that he was directly selecting and sending the plant species to Kirribilli at that time. Weston was familiar with the garden’s requirements as he had been the head gardener at Admiralty House for 10 years, living on site in the gardener’s cottage before moving across the harbour to work at Government House for another four years.
4.3.2.3 Phase 3 – 1957 to 2023 (Official residence of the Prime Minister)
The layout of the northern and western areas of the garden dates from the 1957 modifications.
The driveway and drive loop were added. Banking continued across the site, steps were added and the earlier dramatic bank was terraced from fill from the work of the north and west areas. A new flight
of steps was added in the 1970s to the southern end of the central rock formation. The pattern
of adding flights of steps at various places with no connecting pathways created more problems in the garden. This pattern has eroded the sense of ‘wildness’ and drama of the earlier picturesque character of the garden.
In 1957, Professor EG Waterhouse provided advice for the grounds. Waterhouse was a linguist,
and horticulturist and camellia expert. It is assumed that the older camellias within the grounds, including those below the central rock outcrop and the large Camellia reticulata at the southern boundary are attributed to his work.
The large Hill’s fig tree may have originated between the interwar period to 1950s or propagated by birds during this time span. Smooth-barked apples lined the main driveway in the 1960s and 1970s (removed by 1986). The smooth-barked apple is a species that is otherwise highly desirable to have on site. The Macadamia and Backhousia (c1960s) is likely to be the influenced by Bettina Gorton
(resident 1968 to 1971) as she was an advocate of Australian flora providing the momentum for the well-known Native Garden at The Lodge. The Ficus pumila hedge along the central rock outcrop
is likely to originate from the 1980s recommendations and has become invasive. The recent addition
of the Kentia palms (Howea forsteriana) and Jacaranda (as a replacement of the flame tree) are in keeping with the Victorian character. In the 1960s there was an unnecessary displacement of stonework to the harbourside structures. There is walling that originates from the 1960s as ‘fieldstone’.
AECOM Note: There are conflicting opinions from Britton and Taylor Brammer on appropriateness
of Jacaranda tree and camellias.
There is generally a demise of several older trees (e.g., large Camphor laurel, old Flame tree and large Lemon-scented gum). A solid and continuous line of trees on the northern boundary appears
(a key feature of early 20th Century) has lost the density.
In 2010, the garden has improved from the 1980s austere character to have denser plantings and there is a prevalence for neatness than a rich mixture of plant species consistent with a Victorian harbourside mansion. There is a lack of defining major precincts such as the important approach sequence or the eastern cliff line where earlier exotics and locally indigenous vegetation are vying with environmental weeds or the use of lighting elements and furniture (e.g., the inappropriate kidney-shaped stone seat). Harbourside structure remain as a ruin.
4.3.3 Timeline of events
The following chronology draws from the historical background prepared in the Clive Lucas & Partners report and updated in the draft Design 5 report. This is provided in full at Appendix B, Volume 2 to this HMP. All sources of information detailed in the chronology below are listed in Appendix B, Volume 2 unless otherwise noted.
Table 4‑1: Site chronology
Year
Event
Pre-European settlement – today
Aboriginal people have always lived in Sydney. There are about 29 clan groups of the Sydney metropolitan area.
1794
Small grant of land made on the area that later became known as the North Shore to Samuel Lightfoot.
1800
120 acres granted to Robert Ryan.
1806
Ryan’s land purchased by Robert Campbell.
1810s-1830s
James Milsom was Campbell’s first tenant and ran a small farm as the main occupant of the area.
1842
Campbell leased five acres to Lt Col Gibbes for 21 years. Gibbes built ‘Wotonga’ which later became Admiralty House.
1846
Robert Campbell died, with his estate inherited by his sons including John and Robert.
1849
Gibbes purchased the land from the Union Bank of Australia, which had control of the property as security for bills of exchange held by the Campbell family.
1851
Gibbes sold the property to James Lindsay Travers.
1854
Travers sold the northeast portion of the property to Adolph Feez.
1854-1857
Built elements: Feez built a house at some stage during this period on the portion purchased from Travers, which Feez had called ‘Sophienberg’. Records indicate that there was fencing, a jetty and other structures on the waterfront but no buildings. Construction of the building may not have started until after June 1856.
1858
Feez sold the property to Ms Esther Hughes for £3,000, which by this time included the house and jetty.
1860s
Built elements: Entry porch added (Design 5, 2010: Plans).
1858-1908
The property was held in trust for Esther Matilda Hosking Hughes (daughter of Ms Esther Hughes) and her children, later becoming their family home. The house became known as ‘Kirribilli House’ during this period.
1878-1879
Ancillary buildings were erected on the land to the north of the house that Thomas Lawry purchased in 1870.
1883-1884
Built elements: A change in the assessed value of the house suggests that substantial additions were made to the house.1880s – House extended to the west (addition of Green Room and Dining Room(Design 5, 2010: Plans).
1891
A survey of the property shows three substantial structures on the land (outbuildings),two close to the entrance to the property, directly opposite the entrance to Kirribilli House.Built elements: Various rate books describe the house having 13 or 14 rooms.
1901
Following the death of James and Esther, the children, Tom, and Ester divide the property. Tom took inherits the house and Esther the land on the north side of Campbell Street.
1900-1902
Photographs shows the house and possibly its occupant, Tom Lawry with member of his household.
1907
Last residential descendent of Esther Matilda Hosking Hughes, Tom Lawry, passed away, leaving the estate to beneficiary, Miss Laura Lamont.
1909
Ms Lamont married William McCrea.
1910
Built elements: Internal modifications (Design 5, 2010: Plans).
1913
Mr and Mrs McCrea moved away from the property and the contents of the house were auctioned (presumably by the Trustees). The house was then tenanted, most likely on short-term leases.An album of photographs exists of both interior and exterior views of the house assumedto have been taken for the auction survive.
1915-c.1918
House was occupied by Arthur Pittar, dentist followed by Michael Minnett, head gardenerat Admiralty House.
1919
Mrs McCrea sold the property to A W Allen for £10,000. The property was advertised as having an unequalled position on the harbour front for “…a site for a large residence, for flats, or public buildings, or would subdivide to advantage”.Built elements: The house is noted to be in a very dilapidated state and had been unoccupied.
1920
Allen bought the estate as an investment and offered the site for sale six month later, subdivided into five lots. There was public concern that the house was to be replacedby residential flats and as it was the only remaining piece of waterfront land that couldbe useful for public purposes.This sale caused objection from the People’s Open Air Space Movement including Senator Pratten, Dr Mary Booth, Mr Sydney Smith, and the mayor of North Sydney, which led to a direct appeal to the prime minister. Partially due to its proximity to Admiralty House, which was offered to the Governor-General, the federal government offered to purchase the property for its agreed value of £12,000. The government’s point of view was that the amenity and value of Admiralty House would be seriously eroded by the construction of flats close by. The offer was rejected by Allen.On the day of the auction the house and land were resumed by the Commonwealth on the day of the auction for defence purposes.
1920-1930
Built elements: Repairs to the house was made. Kirribilli House was used in conjunction with Admiralty House as accommodation for the Governor-General’s staff. Changes during this period included small additions to the house in the west end (1921) bringing the services areas indoors. On the ground floor an office was provided for the aides-de -camp, conservatory, and a servant’s hall with bedrooms for the staff upstairs at the west end of the house. The house was connected to the sewerage system. The exterior was painted whiteto conceal the differences in existing stonework and new brick addition.Trees were provided by the Afforestation Branch in Canberra whilst the grounds were cared for by the Head Gardener of Admiralty House, Mr Minnett.Two boathouses on the foreshore and the canopy over the bating area were dilapidated and the bathing area, jetty and retaining wall were in reasonable repair but disused.
1930-1935
As part of the austerity measures arising from the Great Depression, the government discontinued use of Admiralty House and Kirribilli House by the Governor-General, and leased Kirribilli House. The house contents were auctioned in November 1930. Later in the year, the houses were leased to Captain Lundgren and then to Alfred House in 1935.
1936
Admiralty House was made available for the incoming Governor-General, but this excluded Kirribilli House. Kirribilli House was renovated and leased to George Henry Deaton for seven years for £6 a week.Built elements: Improvements prior to leasing included the installation of a hot water system, modernising one of the bathrooms and the installation of a gas stove.
1942
Built elements: The grounds were neglected, and damp was an issue in the house.The cellar was full of water and expensive wallpaper was damaged.Mr Deaton was not keen to vacate the property and finally did so in February 1942.The property was used for a month by the military and then remained vacant until October 1943.
1943
Mr Deaton transferred the lease to Commander Karl Erik Oom, Naval Officer,and Hydrographer.
1953
Commander Oom was invalided from the Navy and vacated the property.
1953-1955
Kirribilli House was reserved for use as temporary accommodation for the staff of the Governor-General.In 1954, J H Scholtens, Hospitality Officer of the Prime Minister’s Department inspected the House and reported that the grounds were shockingly neglected, and the house lackeda damp course, was damp, with dry rot, and lacked general maintenance deserving destruction. He also suggested that with appropriate repairs the house would be enviousto other officials.
1955-1956
Built elements: Plans were developed for the rehabilitation of Kirribilli House by designers and architects Fowell, Mansfield and Maclurcan. This work included comprehensive redecoration as well as extensive renovations and additions.J C Mansfield the supervising architect, designed a scheme to allow the house to be used as either two separate flats or on special occasions, as a whole. The stair was relocated, a new service wing with kitchen, pantry and staff quarter added in the same style as the original building was built. One apartment was to be used by overseas guests of the Commonwealth and the other by the Prime Minister when in Sydney.
1957
Prime Minister the Hon. Robert Menzies approved the future use of the property for special occasions and official purposes.Built elements: Mansfield’s design was implemented between March and October 1957. Towards completion, the property was placed under the control of the Prime Minister’s Department. The garden was planted in three sections, an early Australian garden near the house, exotics of interest to overseas visitors, and local flora on the lower slopes near the harbour. Professor L D Pryor, the Director of ACT Parks and Gardens advised on the plantings.
1957-1977
Built elements: Staffroom and extension to Kitchen undertaken. Interior was continuallyre-decorated by Prime Ministers’ wives including changes in wallpaper.
1979
The Official Establishments Trust (OET) was announced by the Prime Minister in September 1979, as a permanent and independent advisory body for managing the operation and conservation of all four official residences of the Commonwealth providing for the first timea unified approach.
1980-1981
Built elements: Refurbishment and redecoration of the main bedroom and the official reception areas of the ground floor were undertaken under the direction of the OET.A décor in harmony with the historical significance of Kirribilli House was to be adopted.The Department of Housing began a long-term plan of restoration.
1985
Built elements: Rising damp was identified as a major problem. Extensive research and analysis of the property was undertaken by Clive Lucas & Partners, which recommended reconstruction and restoration works including that the front of the house be returned to its 1880s (the most significant period in the architectural history) configuration and layout.The work was accepted by the OET.
1986-1988
Built elements: Restoration and reconstruction works were undertaken in a staged approach. This included roof repairs, re-slating the roof, installation of a damp proof course and improved external drainage. David Spode, interior designer was commissionedto prepare designs consistent with the 1880s style and conservation philosophy.
1996-2007
Built elements: Prime Minister the Hon. John Howard used Kirribilli House as a family residence. During this period the relocation of the 1880s staircase within the main hall was undertaken (recommended in the Clive Lucas report). Elements that had provided the separate flats in the 1950s were also removed to enable the function of the house as a single residence. The pool and adjacent boat dock was also abandoned and preserved only as ruins as any ‘residual heritage value’ had been irreversibly diminished from works undertaken in 1968 and there was no future prospect of the facilities being used in the future.
2007-2013
Prime Minister the Hon. Kevin Rudd announced that the Lodge would be used as the official residence of the Prime Minister. It was announced that Kirribilli House would be made available to ten registered charities a year for fund raising. This policy was a departure from the place being used as ‘special occasion’ role and continued this role when Julia Gillard became Prime Minister in 2013.
2013-2015
Kirribilli House was used by Tony Abbott and his family while work on The Lodge was being undertaken.
2015
When Malcolm Turnbull became Prime Minister, he confirmed that The Lodge would be his residence and Kirribilli House was to be used for official purposes of the office of the Prime Minister.
2018-2022
Prime Minister, Scott Morrison used Kirribilli House as his primary place of residence.
2022-present
Prime Minister, Anthony Albanese uses The Lodge as his primary place of residence, using Kirribilli House when in Sydney and for Official Visits.Built Elements:Remediation required to seawall, existing retaining walls and pathways across the grounds. This project which is currently underway will remove hazards, stabilise areas at risk of landslide and collapse. Future iterations of this HMP will be updated to reflect any changes to the built elements of this project.
4.3.4 Key Historical photographs
The following historical photographs demonstrate the development of the house from 1890s to 2023.
A black and white image from the harbour looking at Kirribilli House, surrounded by large trees and vegetation.
Figure 4‑1: 1890s SPF image showing Kirribilli House, thick vegetation in gardens and harbour structures (Source: Mitchell Library)
A black and white image from the harbour looking at Kirribilli House, surrounded by large trees and vegetation.
Figure 4‑2: 1890s SPF image showing detail of terraced gardens, manicured hedges, and harbour structures (Source: Mitchell Library)
Figure 4‑3: c.1920 Detail of Richardson & Wrench Sales Brochure, showing Kirribilli House and garden including plantings (Kirribilli House Subdivision: Richardson & Wrench Ltd –Saturday 17 January 1920 at 3.30 pm)
Figure 4‑4: Detail of Richardson & Wrench Sales Brochure, c. 1920 showing the bathing pool, stone walls, boat harbour and timber shelter and boatshed (Kirribilli House Subdivision: Richardson & Wrench Ltd – 17 January 1920 at 3.30 pm)
A black and white aerial shot image of Kirribilli and Admiralty house grounds and Kirribilli Point surrounded by a body of water from the Harbour
Figure 4‑5: c.1921, Detail of photograph of the Pastoral Finance Association Building (to the left of Admiralty House out of frame) on Kirribilli Point, taken by Milton Kent showing Kirribilli House, garden and harbourside structures (Source: State Library of NSW, ON 447/Box 123
A black and white image of trees and bushes from the grounds of Kirribilli House in the 1920's
Figure 4‑6: 1920s View from the Estate Richardson & Wrench Sales Brochure showing panoramic views (Kirribilli House Subdivision: Richardson & Wrench Ltd –Saturday 17 January 1920 at 3.30 pm)
Figure 4‑7: 1943 Photographic aerial showing Kirribilli House prior to western extension (spatial.nsw.gov.au)
Figure 4‑8: 1965 Photographic aerial showing Kirribilli House after western extension (spatial.nsw.gov.au)
Figure 4‑10: 2023 Photographic aerial showing loss of tree canopy to northern boundary (maps.six.nsw.gov.au)
4.3.5 Kirribilli House Evolution Plans
The floor plans and elevations provided in Volume 3 and below figures demonstrate the evolution
of changes to the building since its construction in the mid-19th century. The evolution of the grounds
is shown in Figure 4‑15Figure 4-15-Figure 4-20.
Figure 4‑11: Ground floor plan evolution – Refer to Volume 3
Figure 4‑12: First floor plan evolution – Refer to Volume 3